70 Encina Avenue
Planned Home Zoning
(PHZ)
April 14, 2025 www.paloalto.gov
2 PROJECT LOCATION
Neighboring uses:
• Town & Country Shopping
Center
• PAMF office and other offices
• Opportunity Center
• Palo Alto CalTrain Station
3 PROJECT OVERVIEW
Proposed project includes 10 condominium townhome-style units organized around a central driveway. Two units would be Affordable/BMR at 80% AMI.
Requested Zoning Exceptions from Underlying CC Zone:
• 1.57 FAR where 1.25 is allowed
• 58% Lot Coverage where 50% is allowed
• 0 foot rear setback where 10 feet is required
• Useable open space varies from 79 to 155 square feet
where 150 square feet is required per unit
• No ground level landscaping space where 30% is required 1 PHZ/PC Process
• Prescreening – September 2022
• Preliminary ARB – December 2023
• Formal application – March 2024
• Staff review – ongoing
• Initial PTC hearing – September 2024
• ARB hearing – November 2024
• ARB recommendation – February 2025
• PTC recommendation – February 2025
• Council decision – April 2025
Public comments are accepted at all public
hearings, and at any time throughout this process
BACKGROUND / PROCESS
5 COUNCIL PRESCREENING – SEPT 2022
• Encouraged housing at this location and further consideration of context with Town & Country (including size of the five-story proposal) and coordination with neighbors.
6 ARB AND PTC RECOMMENDATIONS – FEB 2025
• Most were supportive of the scale of the proposed project. • Some were supportive of the scale of the prescreening proposal. • Most were supportive of potential for Town & Country to add housing in the future. • ARB included in their motion a recommendation to consider rezoning the entire north parking lot area for residential use.
• PTC split their vote – 3 voted in support of a recommendation of approval and 3 were against.
• PTC also recommended considering ways to improve pedestrian safety at the end of Encina, and to consider a different affordability mix.
7 KEY CONSIDERATIONS
• Consistency with the Findings, Comprehensive Plan, and Zoning Code • Site Development regulations
• Public benefit and affordable units
• Relationship to Town & Country – land uses, operations 8 PUBLIC BENEFITS
Proposed project includes the following public benefits, as required for a PHZ:
• Family sized, condominium units
• Two unit would be Affordable/BMR at 80% AMI
• Consistent with Council guidelines for PHZ, option 2
• Has a weighted value of 24%
9 CEQA STATUS – STREAMLINED REVIEW
• A streamlined review has been prepared per CEQA Guideline 15183 (Projects Consistent with the Comprehensive Plan and Comprehensive Plan EIR)
• Mitigation measures from the Comprehensive Plan EIR will be applied, as applicable
10 PUBLIC COMMENTS
• Ellis Partners, operators of Town & Country
o Concerns regarding scale, setback, and shopping center operations o Request for a more collaborative approach to housing in this area • Other letters received, primarily in support of the project 11 RECOMMENDATION
Staff recommends the City Council take the following
actions:
1. Consider the CEQA Guidelines section 15183
checklist analyzing the project’s consistency with
the Comprehensive Plan 2030 EIR;
2. Approve an Ordinance rezoning the subject site
from CC to PHZ; and
3. Approve the Record of Land Use Action for the
proposed project, based on findings and subject
to conditions of approval.
Emily Kallas, AICP
Senior Planner
[email protected]
650-617-3125